The Mystery Of Subsidence: Unraveling The Insurance Enigma

Subsidence is a serious issue that can affect the stability of a property. It occurs when the ground beneath a building sinks, pulling down the property's foundations. This is usually caused by the ground losing moisture and shrinking, which may be due to prolonged dry spells or the presence of trees and shrubs that absorb water from the soil. Clay soils are particularly vulnerable to subsidence as they shrink, crack and shift during hot, dry weather.

Subsidence can cause diagonal cracks in walls, which are often wider at the top than the bottom and can be seen both inside and outside the property. Doors and windows may also stick for no apparent reason.

If you suspect that your property is suffering from subsidence, you should contact your home insurance provider as soon as possible. Many home insurance companies include subsidence as part of their buildings insurance cover. Your insurer will be able to advise you on the next steps, which may involve arranging for a surveyor to assess your property and determine whether subsidence is present.

How to identify subsidence

Subsidence is a serious issue for homeowners, and it's important to identify it early to avoid costly repairs. Here are some tell-tale signs to help you recognise subsidence:

• Cracks in walls: Cracks are a well-known symptom of subsidence. They typically appear either internally in plasterwork or externally in brickwork and are often diagonal, wider than a 10p coin, and thicker than fine hairline cracks.
• Sticking doors or windows: If doors or windows start sticking or failing to open and close properly without an apparent reason, it could be a sign of subsidence.
• Rippling or peeling wallpaper: Subsidence can cause damage that manifests as imperfections in your wallpaper. Look underneath the wallpaper, and you may find cracks.
• Leaning property: Notice if your property is visibly leaning to one side.
• Extension movement: If you have a building extension, monitor if it is moving away from the main property.
• Sinking or sloping floors: Use a spirit level to check if your floors are sloping or uneven, which could indicate that the ground beneath your home is unstable.
• Skirting boards separating from the wall: Visible gaps between the skirting boards and the wall suggest that your home is experiencing significant movement issues.
• Puddles around the home: Water pooling around the perimeter of your home could indicate a drainage problem, which can soften and destabilise the ground.
• Crooked doorways and window frames: As a property moves, it can twist and cause doorways and window frames to become misaligned or warped.

If you notice any of these signs, it is essential to seek professional advice promptly to address the issue and prevent further damage.

What to do if you suspect subsidence

If you suspect that your property is suffering from subsidence, it is important to act quickly. Here are some steps you can take:

• Contact your home insurance provider: Get in touch with your insurer as soon as possible to check if you are covered for subsidence. Many home insurance companies include subsidence as part of their buildings insurance cover. Your insurer will advise you on the next steps and may send a specialist or engineer to assess the damage and determine its cause.
• Monitor the situation: Keep an eye on any cracks that may be appearing, especially around doors and windows. Take note of their size, shape, and location, as well as any changes over time.
• Seek professional advice: Consult a chartered building surveyor or a structural engineer to inspect your property and confirm if subsidence exists. They will be able to provide a professional diagnosis and recommend any necessary remedial actions.
• Address the underlying cause: Depending on the cause of the subsidence, you may need to take steps such as removing trees or shrubs close to your house, fixing leaking pipes or drains, or improving drainage around your home.
• Consider underpinning: In severe cases of subsidence, your property may need to be underpinned. This involves strengthening or deepening the building's foundations to prevent further subsidence. However, this is usually a last resort and is only required in extreme cases.
• Repair cosmetic damage: Once the underlying issue has been addressed, repair any cosmetic damage such as cracks in walls or damaged wallpaper.
• Prevent future occurrences: Take steps to reduce the risk of subsidence in the future. This may include regular maintenance of your property, pruning or removing trees and shrubs, and improving drainage to avoid water leaks.

How to prevent subsidence

Subsidence is a serious issue for homeowners, as it can cause costly damage and jeopardise the safety of a home. It occurs when the ground under a property sinks downwards, putting the building's foundations under huge stress.

• Remove trees and bushes near the house: Trees are a common cause of subsidence as their roots withdraw moisture from the soil supporting the foundations. If you cannot remove the trees, maintain them with regular pruning to curb their growth and limit their search for water close to the house.
• Regular property inspections: Pay particular attention to pipework, gutters and drainage systems to prevent leaks and blocks.
• Be aware of your location and soil type: Homes can be affected by subsidence because of their location, such as old mining towns. Clay soils are particularly susceptible to subsidence as they dry out, shrink, and crack, or absorb water and expand.
• Be vigilant for cracks: Keep an eye out for any cracks in walls, especially near windows and doorways, and address the issue immediately.
• Follow building regulations for home improvements: Ensure any extensions or conservatories have adequate foundations.
• Choose trees carefully: If you are planting trees, be mindful of their root system and how much moisture they require. Plant trees with a deep root system at least 40 metres away from your property.
• Get professional help for tree removal: Removing a large tree yourself can create extra moisture in the ground, causing soil to shift and potentially affecting the structural integrity of your home.

How to make an insurance claim

Subsidence is when the ground beneath a building sinks, pulling the property's foundations down with it. This can be caused by the ground losing moisture and shrinking, which is often the result of prolonged dry spells. Trees and other vegetation can also cause subsidence by taking moisture from the soil, causing it to shrink.

If you suspect your property is suffering from subsidence, the first thing you should do is contact your buildings insurance provider. The quicker you deal with the problem, the better. Your insurer will need to check that any damage is due to subsidence, which is not always immediately obvious and can sometimes take several months to resolve. They may appoint a specialist company to manage the claim.

An expert may need to be sent to your property to assess the damage and decide the best course of action. This can involve monitoring the property over time to see how much it moves and what is causing the movement. Your insurer will normally pay for the cost of the expert they appoint to investigate the subsidence problem, even if it turns out the damage is not due to subsidence.

When the assessment is complete, the expert will recommend what needs to happen next. Only in extreme cases does the house need to be underpinned. This is where concrete 'pins' are made underneath the existing foundations to support them. Before any work begins, you'll need to pay any excess stated on your home insurance policy. There's usually a compulsory excess for subsidence work, which can often be more than the voluntary excess you agree when you take out your policy. If you have any difficulty in paying the excess, speak to your insurer as they may be able to offset some of the repairs against the policy excess. Once the work is agreed and the excess paid, the insurance company will cover the cost of the work and often the cost of moving to an alternative property if you need to move out while the work is happening.

How subsidence affects the sale of a house

Subsidence occurs when the ground underneath a property shifts or sinks, causing the foundations of the property to sink into the ground. This can result in cracks in the walls, sticking doors and windows, and a slanted appearance to the building. While subsidence can be a serious and costly issue to fix, it is not always a deal-breaker when it comes to selling a house. Here are some ways that subsidence can affect the sale of a house:

• Impact on property value: Subsidence can significantly devalue a property, with losses ranging from 20% to 80% of its original value. The extent of the devaluation will depend on the severity of the subsidence and the cost of repairs.
• Disclosure requirements: Sellers are legally required to disclose any history of subsidence to potential buyers. This can make it challenging to sell a property with subsidence, as many buyers may be cautious or reluctant to purchase a property with such issues.
• Limited buyer pool: Due to the risks and costs associated with subsidence, house repayment lenders may be hesitant to provide mortgages for properties affected by subsidence. As a result, properties with subsidence issues may only appeal to cash buyers or investors, further limiting the pool of potential buyers.
• Increased insurance costs: Properties with a history of subsidence may have higher insurance premiums and excesses. This can be a deterrent for potential buyers, who may also struggle to obtain adequate insurance coverage for the property.
• Time and cost of repairs: If subsidence is ongoing, remedial action must be taken before selling the property. This can be a lengthy and expensive process, involving repairs to the property's foundations and addressing the underlying cause of the subsidence. The cost of repairs can vary depending on the severity of the issue and the type of repair required.
• Monitoring and investigation: In some cases, subsidence may need to be monitored over an extended period before any repairs can be made. This can delay the sale of the property, as buyers may be hesitant to purchase without a clear understanding of the extent and cost of the issue.
• Impact on mortgageability: Properties with ongoing subsidence issues may be deemed unmortgageable, further reducing the pool of potential buyers. Even if the subsidence has been repaired, some lenders may still view the property as high-risk and be reluctant to provide a mortgage.
• Auction or alternative selling methods: Due to the challenges of selling a property with subsidence through traditional estate agents, sellers may need to explore alternative selling methods such as auctions or selling to specialist companies that buy properties with issues.

While subsidence can affect the sale of a house in several ways, it is important to note that it is not always a deal-breaker. Full disclosure, remedial actions, and realistic pricing can help sellers navigate the challenges and find buyers who are willing to take on the risks associated with subsidence.

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